Student housing development proposed near I-16 flyover

Thursday

Mar 13, 2014 at 10:43 PM

JULIA RITCHEY

A developer's proposed five-story student housing complex for a vacant Selma Street lot facing the Interstate 16 off-ramp received a chilly reception at the Historic District Board of Review this week.

The complex is the project of CampusWorks, a national developer of student housing communities based in Charlotte, N.C. Todd Naugle, an architect with local firm Lott and Barber, presented the project to the historic board Wednesday.

The project would include underground and first-floor parking, street-level retail units and four stories of residences above. The total project size is about 232,500 square feet with a ground floor footprint of 42,400 square feet, according to the petition.

The developer of the Selma Apartments had asked for three variances as part of its construction, namely a bonus fifth floor and 89 percent lot coverage from the standard 75 percent.

"We've made every effort to try to accommodate every bit of the (historic review board) guidelines, but you have to take into account this is a very unique property," said Naugle, pointing out the triangular nature of the parcel.

However, several board members questioned the project's size and mass, the amount of lot coverage and the height. The project would only be granted an extra story if its ground floor consisted of retail space open to the public, as opposed to a private gym or leasing office for residents only.

"I'm not convinced that your uses on the ground floor are going to meet the standards even if they are multi-use," said Robin Williams, a board member. "We've seen so many projects gain an extra story, and it's very discouraging for us when we grant it and then they remain shuttered."

"What is the market here?" asked board member Reed Engle. "We're advocating more and more private dormitories for students, which are in direct competition with people's carriage houses. We need to be aware of what's happening."

The review board typically gets the first look at proposed developments that fall within the historic district. A new construction project's review is broken into two phases, the first for height and mass and the second for design details, though the process can span months.

One owner of the property, Noble Boykin, defended the project and said it would add residential density to an area long-neglected and "disrespected" by the city, particularly when it installed the I-16 flyover into downtown.

Boykin said it was unfair to award other hotels and projects closer to downtown with extra floors but to deny their petition based on aesthetic reasons.

"We're just trying to make a decent return on this," said Boykin, who said he bought the property before the recession.

"These other projects generally, which are in areas of much more historical significance, have contributing buildings all around them, have been getting these extra floors," said Boykin. "To deny the extra story here, when we just heard that everyone else has been doing the same thing … I think would be arbitrary and capricious."

The westside area, known as the Frogtown, has a history dating to the American Revolution and was settled by freed slaves after the Civil War. However, by the 1970s most of the residents had moved away or were forced out after the health department condemned a number of homes in the predominantly African-American neighborhood.

Few historic structures remain from its heyday. Nearby sits the Enmark Station, the two-decade old Garrison Elementary and Savannah Station, an early 20th century brick building that now serves as an event venue.

At the recommendation of the board, Naugle requested and received a continuance to give the developer more time to go back to the drawing board.